Before You Rent.
Know Every Rule.
The complete Lagos renter’s guide. Your rights before signing, during tenancy, and on the way out. The money nobody explains. What to physically inspect. The questions that protect you. And everything about solar systems in rented apartments.
What’s Inside — 17 Sections
- Apartment Hunting Red Flags New
- Things You Must Inspect Physically New
- The Money Breakdown Nobody Explains New
- Questions to Ask Before Paying a Kobo New
- The Tenancy Agreement Survival Guide New
- Payment Safety Rules New
- Rent Increase: Your Rights New
- Solar & Inverter: Questions Before You Pay New
- Solar Installation Permission Checklist New
- The Fee Table: Legal vs. Illegal
- Your Rights During Tenancy
- Eviction Rules
- Moving Out: Your Rights
- When Things Go Wrong
- LASRERA Contact & How to Complain
- Final Pre-Payment Checklist
Apartment Hunting Red Flags
Lagos apartment hunting is a full-contact sport. The market is designed to pressure you into moving fast before you’ve thought things through. Most of the pressure is manufactured. Slow down. A good apartment will still be there tomorrow. And if it isn’t, it probably wasn’t yours to begin with.
These are the red flags. If you encounter more than two on the same property, walk away.
The “Pay Now or Lose It” Rush
You’re told three other people are interested and you need to drop a commitment fee today. This is pressure sales. Real properties don’t evaporate in an afternoon. The urgency is manufactured to stop you from doing due diligence.
Current Tenant Still Inside
You’re shown a flat while someone is still living there and told “they’ll be out next week.” Never pay for a property that isn’t vacant and key-ready. People have paid and then spent months in a standoff with a tenant who never left.
Inspection Fee Before Viewing
An agent asking you to pay to see a property is illegal and almost always a prelude to bigger scams. Walk away the moment you hear “form fee” or “inspection fee.” Legitimate agents don’t charge for showing you a flat.
No Meeting With the Actual Landlord
If the agent is actively preventing you from meeting the property owner, ask yourself why. Sub-agents sometimes market properties they have no authority to let. You need to verify the chain of authorization before paying anything.
Listing Photos vs Reality Gap
Beautiful photos of an apartment that doesn’t match what you’re being shown on inspection. Either the agent is using stock photos or the flat belongs to someone else entirely. Take your own photos during inspection and compare.
Can’t Produce Title Document
The landlord or agent can’t show you the Certificate of Occupancy, Deed of Assignment, or Governor’s Consent. “It’s with my lawyer” or “I’ll bring it later” is not acceptable. No document, no deal.
Fees Keep Multiplying
You started with an inspection fee, now there’s a form fee, agency fee, caution fee, legal fee, generator fee, security levy, and something called a “community development levy.” If they’re inventing fees as you go, they will continue doing this after you move in.
Unregistered Agent
The agent cannot provide a LASRERA registration number. An unregistered agent has no accountability and no regulator to answer to if they defraud you. Verify every agent at lasrera.lagosstate.gov.ng before engaging seriously.
2+ Years Advance Rent Demand
Any landlord demanding two or three years upfront is operating illegally under the Lagos Tenancy Law. It doesn’t matter how nice the apartment looks. This practice is normalized but it is against the law, full stop.
Structural Cracks or Flood Stains
Horizontal cracks in load-bearing walls, waterlines on lower walls, stained ceilings, or soft floor sections. These are not cosmetic issues. A structurally compromised building or a flood-prone compound will be your problem every rainy season.
Vague or Verbal-Only Terms
“Don’t worry, we’ll sort everything out” is not a tenancy agreement. If the landlord or agent is resistant to putting agreed terms in writing, it’s because they intend to revisit those terms at their convenience.
No Current Tenants to Speak To
In a compound with multiple flats, if the agent says there are no current tenants to talk to, or actively steers you away from them, that’s suspicious. Current tenants will tell you things no agent ever will: water pressure, noise, flooding history, how the landlord behaves.
Things You Must Inspect Physically
Every inspection you do before signing is free. Every problem you discover after paying is expensive. Visit at least twice: once during daylight, once at night. And if there’s any way to visit during or right after heavy rain, do it. Lagos rain is the most honest diagnostic tool available to you.
Water System
- Turn on all taps. Check pressure and run time
- Find out the source: Lagos Water Corporation (LWC) pipeline, borehole, or water vendor
- Is there a storage tank? What capacity? When was it last cleaned?
- How is the tank filled? Auto pump, manual pump, or generator-dependent?
- Does water run out between deliveries? Ask current tenants
- Check under sinks for leaks, rust stains, or damp cabinets
- Flush every toilet. Check water flow and bowl integrity
Electrical
- Bring your phone charger. Test every socket in every room
- Flip every light switch and confirm bulbs or fixtures work
- Find the breaker board. Is it organized or a mess of burnt-out switches?
- Check the prepaid meter: confirm the meter number, current credit, and that it’s registered in the right address
- Look for scorch marks around sockets or junction boxes
- Ask: how many hours of NEPA per day on average in this area?
- Are there exposed or improperly joined wires anywhere?
Structure & Building Integrity
- Look for horizontal cracks in load-bearing walls — vertical hairline cracks are common, horizontal ones are serious
- Check the ceiling: water stains, bowing, or patches indicate roof leaks
- Press on floor tiles gently with your foot — hollow sounds indicate loose tiles
- Check if doors and windows open, close, lock, and seal properly
- Look at the compound drainage: where does water flow when it rains? Is there a blocked drain?
- Check the staircase and common areas for structural issues
- Look for signs of termite damage in wooden frames or floors
Power & Generator
- Is there a communal generator? What size (kVA)?
- What does it power? Full apartment or select circuits?
- What is the monthly generator levy? Is it fixed or shared by usage?
- Who manages and fuels it? What happens when it breaks down?
- Is there a separate metre for generator billing or is it flat-rate?
- If no communal generator, is there a dedicated space for a personal generator or inverter?
- Is there a diesel storage area nearby? Any fume or noise concern?
Security
- How many entry/exit points does the compound have?
- Is there a gateman or security guard, and what are the shift hours?
- Are there CCTV cameras? Are they working or just for show?
- What is the gate lock-up time? How do late arrivals enter?
- Is the apartment’s front door solid? Are there deadbolt locks?
- Check the neighbourhood at night: street lighting, foot traffic, proximity to a police post
- Ask about the history of break-ins or incidents in the compound
Neighbourhood & Environment
- Visit at night to assess the area’s actual feel
- Check for proximity to a market, mosque, or church — noise levels on weekends matter
- Look at Google Maps satellite view to check flood-prone terrain nearby
- How far is the nearest fuel station, pharmacy, and supermarket?
- Is the road leading to the compound accessible in heavy rain? Some Lagos streets become rivers
- Check mobile network signal inside the apartment — weak signal is a real productivity issue
- Is there refuse collection? Where is the nearest waste point?
Kitchen & Domestic
- Check the cooking gas connection point — is it safe and properly fitted?
- Inspect the kitchen sink drainage and check for slow drains
- Is there a laundry area, washing point, or clothesline space?
- Check window screens: do they keep out mosquitoes properly?
- Is there an extractor vent or is the kitchen entirely closed?
- Check the state of the kitchen tiles and cabinets
Internet & Connectivity
- Test MTN, Airtel, Glo, 9mobile signal inside the flat, not just the compound
- Is fibre internet (Spectranet, Smile, LiquidTelecom, MTN FibreX, FibreOne, etc.) available in the building or area?
- Is there a shared building WiFi arrangement? Who manages it and what’s the monthly fee?
- For remote workers, this is non-negotiable — bad signal costs more than extra rent
The Money Breakdown Nobody Explains
The advertised rent is the floor, not the ceiling. By the time you hand over keys, you will have paid significantly more than the annual rent figure. Some of those additional costs are legitimate. Many are not. Here is what every fee actually is, what’s legal, and a real-world example of what a 3-bedroom in Lagos actually costs to move into.
| Fee | Status | What It Actually Is | Fair Amount |
|---|---|---|---|
| Annual Rent | Legal | The actual cost of occupying the apartment for one year | Max 1 year upfront. Never 2 or 3. |
| Agency/Commission Fee | Legal (capped) | The agent’s fee for facilitating the rental transaction | Max 10% of annual rent under LASRERA law |
| Legal/Agreement Fee | Negotiable | Cost of drafting and executing the tenancy agreement | Typically 5–10% of annual rent. You can engage your own lawyer. |
| Caution/Security Deposit | Disputed | Refundable deposit held against damage to the property | Not explicitly in the 2011 law. If paid, get written refund terms. Typically 10–20% of rent. |
| Service Charge | Context-dependent | Contribution to shared estate services: security, cleaning, generator, waste | Only valid if itemized and tied to actual services. Get a breakdown. |
| Inspection Fee | Illegal | Nothing. There is no legitimate basis for charging to show a property. | Zero. Do not pay this. |
| Finder’s Fee | Illegal | A second agency fee disguised under a different name | Zero. Already covered by the agency fee. |
| Community Development Levy | Illegal | A completely invented charge with no legal basis | Zero. Report the agent to LASRERA if demanded. |
| Documentation / Processing Fee | Illegal | Another invented label for extracting extra money | Zero. Covered by the legal fee if anything. |
A Real-World Example: 3-Bedroom in Surulere, Lagos
Here’s a realistic breakdown of what an agent might present vs. what is actually legitimate. Annual rent: ₦3,000,000.
What the Agent Sends You vs. What You Should Actually Pay
That gap — roughly ₦1 million on a ₦3m apartment — is money you do not owe. You are allowed to refuse, negotiate down, or report the excess charges to LASRERA.
Questions to Ask Before Paying a Kobo
Most people visit an apartment, like it, and start moving money. That’s backwards. The payment should be the last step, not the second. Get answers to all of these first. A landlord or agent who won’t answer basic questions about a property they want you to pay for is telling you something important.
About the Property and Ownership
- Who is the actual legal owner of this property? Can I meet them directly before making any payment?
- Can I see the title document — Certificate of Occupancy, Deed of Assignment, or Governor’s Consent?
- Is this property under any bank mortgage, court order, or legal dispute currently?
- Are the Lagos State Land Use Charge payments up to date on this property?
- Is this land within any government acquisition or infrastructure zone?
- Who is the property manager and how do I reach them directly?
About the Agent
- Are you registered with LASRERA? What is your registration number? (Verify it yourself at lasrera.lagosstate.gov.ng)
- Who exactly do you represent in this transaction — the landlord or another agent?
- What is your agency fee and what does it cover? Is there anything else I’ll be expected to pay you?
- Can you give me a written, itemized breakdown of all fees before I pay anything?
About the Financials
- What is the exact total of all upfront costs? Can I have this in writing with each fee labeled?
- What account will rent be paid into? Is that account in the landlord’s name or yours?
- Is the caution fee/security deposit fully refundable? On what conditions and within how many days of moving out?
- When can I expect a written receipt after each payment I make?
- What is the rent review policy? How much notice will I get before any increase, and what is the expected increase rate?
- What is the required notice period from both sides to terminate the tenancy?
About Day-to-Day Living
- What is the water supply arrangement — pipeline, borehole, tanker — and how consistent is it?
- How many hours of NEPA does this area typically get per day?
- Is there a communal generator? What does it power, and what is the monthly levy?
- Has this compound or apartment ever flooded? Where does drainage go during heavy rain?
- What are the compound or estate rules — guest policy, noise curfew, pets, business activities?
- Who do I call for maintenance issues and what’s the realistic response time?
- What repairs or work is the landlord committing to before I move in? Can that be in writing?
- Who pays for structural repairs versus routine interior maintenance?
The Tenancy Agreement Survival Guide
The tenancy agreement is the most important document in this entire process and the one most people sign without reading. It becomes the law between you and your landlord the moment both of you sign it. If it says something unfair, the courts will hold you to it. Read every clause. Understand every clause. And if something feels wrong, it probably is.
What Must Appear in Any Lagos Tenancy Agreement
| Clause | What It Should Say | Red Flag Version |
|---|---|---|
| Parties | Full legal name and contact of the landlord (not just the agent), and your full name | Only the agent’s name appears as “landlord.” Who are you actually contracted with? |
| Property Description | Full address, floor level, flat number, and a description of what’s included (fixtures, fittings) | Vague description: “property at [area] Lagos.” Not specific enough to protect you. |
| Rent Amount | Exact figure in naira, payment frequency, and due date | Absent or stated as “as agreed.” This gives the landlord room to revise verbally. |
| Payment Account | Bank account name and number rent must be paid into | No account specified. You have no record-proof of who you’re paying. |
| Duration | Clear start date, end date, and renewal terms | Open-ended or stated as “annual, renewable at landlord’s discretion” with no process. |
| Rent Review | How often rent can be reviewed, how much notice is required, and any caps on increases | “Rent may be reviewed at the landlord’s discretion.” Unlimited increase power. |
| Repair Responsibilities | Who is responsible for structural repairs, who handles interior maintenance | “Tenant is responsible for all repairs.” Leaves you paying for structural damage you didn’t cause. |
| Notice Period | How much notice each party must give to terminate the tenancy | “Notice period at landlord’s discretion.” No minimum protection for you. |
| Deposit Terms | If a deposit was paid: amount, what deductions are permitted, and the refund timeline | No mention of deposit refund. Means the landlord will argue there’s no obligation to return it. |
| Entry Rights | Landlord can only enter with prior written notice during reasonable hours | “Landlord may enter at any time to inspect the premises.” Violates your right to peaceful enjoyment. |
Clauses to Push Back On or Remove
- “Tenant waives the right to a quit notice.” This strips one of your most fundamental legal protections. It is unconscionable and should be removed.
- “Landlord may enter without notice.” Your right to privacy is enshrined in the Tenancy Law. An agreement cannot override statute.
- “Tenant bears all costs for repairs including structural damage.” Structural repairs are the landlord’s responsibility by law.
- “Tenant agrees not to involve any regulatory body in disputes.” You cannot sign away your right to complain to LASRERA or pursue a court action. This clause has no legal force.
- Any clause requiring more than 1 year upfront upon renewal. The rent cap applies to sitting tenants as well as new tenants.
- Vague additional charges “at landlord’s discretion.” Every possible charge must be specified. Open-ended language is an open wallet.
After You Sign
- Both parties sign. You get a fully executed copy — not a photocopy, an original with original signatures.
- Do a move-in inspection on the day you collect keys. Document the state of every room with dated photos and video.
- Share the documentation with the landlord in writing (WhatsApp is fine) so there’s a timestamped record.
- Store the agreement, all receipts, and all move-in photos in a cloud folder with offline backup.
Payment Safety Rules
Money lost in a Lagos rental scam is almost never recovered. These rules exist because every single one of them maps to a real scenario where someone lost real money. None of them are paranoid. All of them are practical.
Always Pay by Bank Transfer, Never Cash
Cash leaves no trail. A bank transfer creates a timestamped record of who paid, how much, and to whose account. If a dispute arises, this is your evidence. If an agent insists on cash only, walk away.
Confirm the Beneficiary Name Before Transferring
Before you send any money, call your bank or check the account name on your banking app. Confirm that the account belongs to who you think it belongs to. “Seun Afolabi Properties” should not be receiving rent meant for “Landlord Mrs. Adeyemi.” If the names don’t match, ask why before paying.
Never Pay a “Commitment Fee” Before Seeing the Agreement
A commitment or reservation fee is a tactic to extract money from you before you’ve agreed to terms. Once you’ve paid, they have leverage. See the tenancy agreement, agree on terms, then pay. The sequence matters enormously.
Demand a Written Receipt for Every Payment
For rent, agency fee, legal fee, deposit — every payment. A receipt must contain: your name, the landlord’s name, the amount, the date, the property address, and what the payment is for. WhatsApp confirmation is weak. A signed, headed receipt is stronger. A receipt from the landlord’s account directly is strongest.
Verify the Property Exists Before Any Money Moves
Inspect the apartment in person. Confirm the physical address on Google Maps. Never pay for a property you haven’t personally seen, regardless of how compelling the photos look. Virtual tours are not inspections.
Split Payments Only When Each Stage Is Clear
Some agents ask for deposit first, then rent later. That’s fine in principle, but make sure you have a receipt and a written commitment for what the deposit covers before paying the balance. Don’t pay installments into a void.
Never Pay Anyone Whose Role Isn’t Officially Documented
If a second person appears and says they’re “the other agent” or “the property manager” and asks for their share of fees separately, this is a red flag. All fees should be consolidated and clearly attributed. Multiple hands in the transaction is how money disappears.
Do Not Pay Until You Can Collect Keys on That Same Day
Money should not move until the apartment is genuinely vacant and you can physically take possession. “Pay today, move in next week when the current tenant leaves” is a setup. Pay the day you collect keys, not before.
Screenshot Every Digital Transaction
Bank transfer confirmations, WhatsApp chats where fees were agreed, any written breakdown sent to you — screenshot and save all of it to cloud storage immediately. Bank apps sometimes expire transaction history. Your own archive is more reliable.
Report Before You Dispute With Your Bank
If you’ve been defrauded, file a complaint with LASRERA and a police report simultaneously with your bank reversal request. A complaint reference number strengthens your case. Banks take fraud more seriously when there’s an external complaint on record.
Rent Increase: Your Rights
Rent increases in Lagos are a constant source of conflict between landlords and tenants. Your landlord does have the right to review rent. But that right is not unlimited, not immediate, and not without process. Here’s what the law says and what you should do when it happens.
When Can a Landlord Increase Rent?
A landlord can only increase rent at the point of tenancy renewal — meaning after your current paid period expires, not in the middle of it. A landlord who tells you in month four of your annual tenancy that rent is going up by ₦500,000 has no legal standing to enforce that until renewal.
The increase must also follow the rent review clause in your tenancy agreement. If the agreement says rent will be reviewed annually with three months’ notice, that clause governs. If there is no clause, the landlord must still give you adequate written notice before the new amount takes effect at renewal.
What “Reasonable Notice” Means
The law doesn’t set a specific percentage cap on rent increases in Lagos, which is a genuine gap in tenant protections. But it does require proper notice. In practice, reasonable notice for a yearly tenant means at least three months before the renewal date. Your tenancy agreement may specify more.
What to Do When a Rent Increase Arrives
- Ask for the notice in writing. Verbal rent increases don’t have clear legal standing.
- Check the date: is this notice being served before your tenancy expires with the required lead time?
- Review your tenancy agreement’s rent review clause. Does this increase follow the agreed process?
- Calculate the percentage increase. Lagos rental inflation runs roughly 15–20% annually in many areas. An increase of 40–50% in a single cycle is aggressive and worth negotiating.
- Negotiate. Many landlords set high anchors expecting pushback. A counter-offer with a specific number, put in writing, is reasonable and common.
- If you accept the new rent, insist on a revised or renewed tenancy agreement before paying. Do not pay a new amount without a document reflecting it.
- If you decide to leave instead, give your required notice period in writing and make sure you receive all deposit refunds.
Protecting Yourself at the Start
The best time to negotiate rent increase terms is before you sign the first agreement. Ask for a rent review clause that caps annual increases to a percentage (10–15% is reasonable in the current environment) with a minimum of 3 months’ notice. Get it in writing. Future-you will be grateful.
Solar & Inverter Systems: Questions to Ask Before You Pay a Kobo
In a Lagos rental, a solar/inverter system is one of the most expensive things you will ever buy for an apartment you don’t own. A mid-range system for a 3-bedroom — panels, inverter, lithium batteries, cabling, and installation — can cost anywhere from ₦2.5 million to ₦8 million depending on load and battery capacity. If you don’t ask the right questions upfront, you could spend that money and then get evicted, forced to leave it behind, or discover the installation is not even possible.
Ask every one of these questions before commissioning any work, and get the answers in writing.
Does the landlord give written permission for solar panel installation on the roof or exterior walls?
Without written consent, your installation is unauthorized. The landlord can demand you remove it at your own cost, or simply refuse to renew your tenancy. Verbal permission is meaningless here. The letter must exist before any work starts.
If I leave this apartment, can I take the solar system with me — panels, batteries, inverter, and cabling?
Once panels are structurally mounted on a roof and cabling is embedded in walls, removal may damage the property. Your landlord may classify it as a fixture belonging to the building. Agree in writing whether the system is removable, and under what conditions, before installation.
If I cannot take the system, will the landlord compensate me for its value when I leave?
Under the Lagos Tenancy Law, a tenant who makes improvements with written landlord consent can claim compensation when the tenancy ends. But you must have written consent, and the compensation must be agreed upfront. Don’t assume. Negotiate the figure now.
Is the roof structurally sound enough to bear the weight of solar panels?
An old or poorly constructed Lagos building may not safely support panel mounting frames. A structural assessment is not paranoia — it’s due diligence. If the roof develops leaks or damage after installation, there will be a dispute about who caused it and who pays.
Who owns the roof? Is it the landlord alone, or is it shared with other tenants in a compound?
In a multi-tenant compound, the roof is a common area. One landlord cannot grant exclusive roof access to a single tenant without the consent of or clarity for others. Understand the ownership structure before assuming roof rights come with your flat.
Are there any existing electrical installations or systems in the building that my inverter must integrate with?
Some buildings have communal electrical setups — shared meters, landlord-installed inverters, or grid arrangements — that can create conflicts if you install a parallel system. Understand the building’s electrical baseline before designing your system.
Does the tenancy agreement allow me to modify the electrical wiring in the apartment?
Running battery cables, installing an inverter panel, and creating new circuits typically requires modifying the flat’s existing wiring. Some agreements prohibit alterations. Check your agreement, and if it prohibits this, get a written addendum before proceeding.
Is the landlord planning to sell the property, redevelop it, or significantly renovate it within the next 2–3 years?
If the building is being sold or demolished, your multi-million naira solar system becomes stranded. A landlord planning to redevelop in 18 months will not compensate you fairly for a system you installed. Ask directly. Put their answer in writing.
What is the minimum tenancy period the landlord will guarantee if I invest in a solar installation?
A ₦4 million solar system needs at least 3–4 years of use to justify the investment in energy cost savings. If the landlord cannot commit to renewing your tenancy for that period, your payback period might never arrive. Get a committed renewal term in writing, or reconsider the investment.
Who bears liability if the solar installation causes damage to the building or to a third party?
A panel that falls in a storm, a battery fire, a short circuit in a shared circuit — these are real risk scenarios. Clarify in writing that you take responsibility for the installation’s safety and that you will use a certified, insured installer. Your homeowner’s content insurance (if you have it) should also cover the system.
Is there a Residents’ Association or Estate Management that also has authority over roof installations?
In gated estates and planned developments (Lekki, Ajah, Magodo, Omole estates), there is often an estate management authority whose rules govern what can be installed on or attached to the building. Their approval may be required separately from the landlord’s.
Will the inverter and batteries be stored inside my apartment? Is there adequate ventilation for battery storage?
Lead-acid batteries emit hydrogen gas during charging and require ventilation. Lithium batteries are safer but still require cool, ventilated storage. Where the equipment sits matters for safety, noise (inverter fans), and physical security. Confirm the logistics before purchasing equipment.
Solar Installation Permission Checklist
Before your installer sets foot on the roof, walk through every item below. Do not proceed unless you can tick every relevant box. The cost of skipping a step is measured in millions of naira and potential eviction.
Legal and Contractual Permissions
- I have a signed, written letter from the landlord explicitly granting permission to install solar panels on the roof/property.
- The permission letter specifies: the type of installation (panels + batteries + inverter), the general scope of work, and that it was granted with full knowledge of what will be done.
- The permission letter or a separate addendum specifies whether the system is removable when I leave, and under what conditions.
- If the system is not removable, the compensation arrangement or value settlement at the end of tenancy is agreed in writing.
- My tenancy agreement either permits alterations explicitly, or I have a written addendum amending the prohibition on alterations.
- I have confirmed there is no clause in my tenancy agreement that would nullify the permission the landlord has given.
- If the property is in a managed estate, I have obtained written approval from the Estate Management or Residents’ Association as well.
Property and Technical Due Diligence
- The installer has physically inspected the roof and confirmed it is structurally capable of bearing panel mounting frames.
- I understand what happens to my installation if the building needs structural roof repairs in the future — who pays to temporarily remove and reinstall panels.
- I have confirmed the landlord is not actively selling, redeveloping, or planning to significantly alter the property within my intended occupancy period.
- I understand the full electrical layout of the apartment and any shared systems in the building.
- I have confirmed the battery storage location has adequate ventilation and does not violate fire safety or building rules.
- I am using a registered, reputable installer who will provide a warranty on both equipment and installation workmanship.
Financial Protections
- I have gotten a minimum of two written quotes from installers and confirmed equipment brand and specifications in writing.
- I have not paid more than 30% deposit to an installer before work begins. Reputable installers do not demand full payment upfront.
- Payment milestones are tied to delivery stages: panels on site, installation complete, system commissioned.
- I have the installer’s CAC registration number or business registration details. I have not paid cash to an individual without documentation.
- I have confirmed the equipment warranty covers both the panels (typically 10–25 years for a quality brand) and the inverter/battery (typically 2–5 years).
- I have factored the solar investment into my tenancy decision — if my lease ends in 12 months with no renewal guarantee, a ₦4 million solar system is a poor investment regardless of electricity cost savings.
Fee Reference Table: Legal vs. Illegal
| Fee Type | Status | Maximum Allowed | Your Move |
|---|---|---|---|
| Rent | Legal | 1 year maximum upfront | Never pay 2+ years in advance |
| Agency Fee | Legal (capped) | 10% of annual rent | Negotiate down from any higher ask |
| Legal/Agreement Fee | Negotiable | ~5–10% of rent | You can use your own lawyer |
| Security Deposit | Disputed | No statutory maximum | Must be refundable. Get terms in writing. |
| Service Charge | Context-dependent | Only for real services | Demand itemized breakdown. Refuse vague amounts. |
| Inspection Fee | Illegal | Zero | Refuse. Report to LASRERA. |
| Finder’s Fee | Illegal | Zero | Refuse. It’s double-billing for agency. |
| Community Development Levy | Illegal | Zero | Report agent to LASRERA immediately. |
| Documentation/Processing Fee | Illegal | Zero | This is the legal fee under a different name. |
Your Rights During Tenancy
Once you are in, the Lagos Tenancy Law protects you in concrete ways. Most landlords count on you not knowing these. Know them.
Quiet and Peaceful Enjoyment
You are entitled to reasonable privacy, freedom from unreasonable disturbance, and exclusive possession of your flat. In practice, this means your landlord cannot:
- Enter your apartment without prior written notice and your consent, except in a genuine emergency.
- Harass, intimidate, or threaten you or your guests.
- Cut off shared utilities — electricity, water, generator — to pressure you into paying or leaving.
- Interfere with your access to common areas: staircase, parking, compound.
- Seize your belongings under any circumstance. This is explicitly illegal.
Right to Receipts
Every rent payment entitles you to a written receipt with your name, the landlord’s name, the property address, the amount, the date, and the period covered. Insist on this every single time.
Right to Repairs and Habitability
Your landlord must maintain the structure and exterior, keep common areas safe, insure the building, and not cut shared services. Minor interior wear is your responsibility. Structural and exterior repairs are the landlord’s.
Eviction Rules
A quit notice is not an eviction. A quit notice is the first step in a legal process that has several more stages, each of which must be properly executed before you can be legally required to leave.
Yearly Tenant
6 Months
Written notice required before the end of the tenancy period. Notice must be signed, dated, and served properly.
Monthly Tenant
3 Months
Written notice required. Oral notices do not count legally. Date of service matters.
The full legal process is: (1) Notice to quit, (2) Owner’s 7-day notice requiring possession, (3) Court application for recovery of premises if you haven’t left. A landlord who skips any step is acting outside the law.
Moving Out: Your Rights
Before You Leave
- Give written notice of your intention to vacate as required by your tenancy agreement.
- Fix minor damage you caused. Clean thoroughly. Document everything that is already worn or damaged.
- Take dated timestamped photos and video of every room, wall, fitting, and appliance on your last day.
- Request a joint inspection within 7 days of vacating.
- Get written acknowledgment that keys have been handed over.
Your Deposit
You are entitled to a full refund minus legitimate deductions for damage you actually caused. Normal wear and tear — paint fading, carpet aging, minor scuffs from daily use — cannot be charged to you. Your landlord has 30 days to return the deposit. After that, LASRERA can be engaged and the landlord faces a potential ₦500,000 fine for unjustified delay.
Compensation for Improvements
If you made improvements with written landlord consent — solar systems, built-in wardrobes, tiling, AC installation — you can claim compensation for them at move-out if the landlord retains them. This only works if the written consent exists. Without it, you have no legal basis for the claim.
When Things Go Wrong
The escalation ladder runs from a calm written message all the way to the courts. Most disputes resolve before they get to court, but you need to know the full ladder to use it effectively.
Level 1: Written Communication
State the problem clearly in writing. Reference the specific clause in your agreement or the relevant section of the tenancy law. Give a reasonable deadline. WhatsApp works. Email is stronger. Keep copies of everything.
Level 2: LASRERA Complaint
LASRERA has resolved over 1,243 out of roughly 1,900 complaints in recent years, recovering ₦773 million for affected tenants and buyers. Most cases settle in 30–60 days. It costs nothing to file. Do it before the situation escalates.
Level 3: Magistrate’s Court
For deposit refusal, wrongful eviction, or landlord misconduct where LASRERA mediation fails. The court in the magisterial district where the property is located has jurisdiction. Small claims actions for clear-cut cases don’t always require a lawyer.
Level 4: Police Report (Fraud)
If an agent collected money for a property they had no right to let, that is theft. File a report at your nearest station and simultaneously report to LASRERA. Your bank transfer receipts are your evidence.
LASRERA: Contact & How to Complain
Lagos State Real Estate Regulatory Authority (LASRERA)
Your primary regulatory body for agent disputes, illegal fees, deposit refusals, and landlord misconduct. Filing a complaint is free and can be done from your phone. They typically respond within 3 working days.
Website / Online Complaints
lasrera.lagosstate.gov.ng
Hotline
0700-LASRERA
Head Office
2B Soji Adepegba Close, off Allen Avenue, Ikeja
Branch Offices
Ikorodu • Badagry • Ikoyi • Bariga
When filing a complaint: gather your evidence first — receipts, photos, signed documents, message screenshots, and a timeline of events. Submit via the website and note your tracking number. Screenshot the confirmation immediately.
Final Pre-Payment Checklist
Run through this before you transfer a single naira. If you can’t tick the majority of these, you’re not ready to pay yet.
Property & Ownership
- I have physically inspected the apartment at least twice, including at night.
- I have confirmed who the actual property owner is and either met them or verified their authorization of the agent.
- I have seen the title document for the property.
- The apartment is vacant and I can collect keys on the same day I pay.
Agent & Fees
- I have confirmed the agent’s LASRERA registration number.
- I have a written, itemized breakdown of all fees being charged.
- The agency fee is no more than 10% of annual rent.
- I am not being asked for more than 1 year’s rent upfront.
- There are no illegal charges (inspection fee, finder’s fee, community development levy) in the breakdown.
Agreement & Documentation
- I have read the tenancy agreement in full and understand every clause.
- The agreement contains the landlord’s full name, property description, rent amount, payment account, duration, notice periods, and deposit refund terms.
- There are no clauses waiving my right to a quit notice or preventing me from approaching regulators.
- I know what account rent is paid into and whose name is on that account.
- I will get a signed receipt for every payment I make.
Payments
- All payments will be made by bank transfer, not cash.
- I have confirmed the beneficiary account name matches who I expect to be paying.
- I will not transfer anything before the keys are in my hand or the exact pickup date is legally confirmed.
- I have screenshotted and saved all transaction confirmations.
If Installing Solar
- I have a signed written letter from the landlord granting permission for the installation.
- The letter specifies whether the system is removable and what compensation applies if not.
- I have confirmed the landlord’s plans for the property over the next 3+ years.
- I have gotten at least two quotes from registered installers with full equipment specs in writing.
- I have not paid more than 30% upfront to an installer before work begins.
